CONDODistrict 21

PANDAN VALLEY

Name: PANDAN VALLEY
Address: SG

Details

Project: PANDAN VALLEY
TOP year: 1978
Tenure: Freehold
Total units: 605
Land size: 6,247 sqm (67,237 sqft)
Plot ratio: 2.1
Developer: Coming soon
Gross rental yield: ~2.5% · ~$2.84M (est.)
Market segment: OCR
District: 21

Nearby Schools

HENRY PARK PRIMARY SCHOOLTier-1GEP790 m
Nearest SAP schoolNAN HUA PRIMARY SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~2.6%· low sample (1 sale)	~$1.91M	8
2 BR	~2.9%· low sample (3 sales)	~$2.2M	42
3 BR	~2.4%· low sample (4 sales)	~$3.25M	37
4 BR	~1.9%· low sample (1 sale)	~$4.36M	13

Relevant market insights

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

PANDAN VALLEY is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 48 years old · average unit size · ~398 units (consent difficulty)

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, MAYFAIR GARDENS 2017, YI MEI GARDENS 2013).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 401 of 605 units at PANDAN VALLEY. 89% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 67% have been held over 10 years.

89%

Free to sell now

355 of 401 tracked · past SSD

—

Sitting on a gain

too few resales on record to show

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 718 total recorded transactions.

							Sellable from
Jun 2026	Resale	$2,150,000	1,313	$1,637	3BR	—	Q2 2030
May 2026	Resale	$3,100,000	2,023	$1,532	3BR	—	Q2 2030
May 2026	Resale	$3,650,000	2,561	$1,425	—	—	Q2 2030
Apr 2026	Resale	$5,200,000	6,113	$851	5BR+	—	Q2 2030
Apr 2026	Resale	$3,500,000	2,088	$1,676	3BR	—	Q2 2030
Apr 2026	Resale	$1,908,888	1,173	$1,627	1BR	—	Q2 2030
Feb 2026	Resale	$2,188,888	1,463	$1,496	2BR	—	Q1 2030
Jan 2026	Resale	$2,910,000	1,754	$1,659	2BR	—	Q1 2030
Jan 2026	Resale	$4,360,000	3,498	$1,246	4BR	—	Q1 2030
Jan 2026	Resale	$2,350,000	1,334	$1,762	3BR	—	Q1 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

19 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
The Trizon	204 m	2026-06-01	Resale	$4,880,000	2,314	$2,109
Nava Grove	219 m	2026-06-01	New Sale	$3,932,500	1,463	$2,688
The Trizon	204 m	2026-05-01	Resale	$4,630,000	2,206	$2,099
Nava Grove	219 m	2026-05-01	New Sale	$3,919,700	1,463	$2,679
Nava Grove	219 m	2026-05-01	New Sale	$2,203,600	785	$2,807
Pinetree Hill	59 m	2026-04-01	New Sale	$4,705,000	1,733	$2,715
Pinetree Hill	59 m	2026-04-01	New Sale	$2,133,000	796	$2,680
Pinetree Hill	59 m	2026-04-01	New Sale	$2,064,000	775	$2,663
The Trizon	204 m	2026-04-01	Resale	$3,793,000	1,765	$2,149
Ridgewood	223 m	2026-04-01	Resale	$3,148,888	1,743	$1,807
Ridgewood	223 m	2026-04-01	Resale	$3,200,000	1,743	$1,836
Ridgewood	223 m	2026-04-01	Resale	$2,100,000	1,205	$1,743
Astor Green	161 m	2026-03-01	Resale	$2,080,000	1,377	$1,511
Montview	274 m	2026-02-01	Resale	$3,534,000	1,700	$2,079
Astor Green	161 m	2026-01-01	Resale	$2,350,000	1,528	$1,538
Montview	274 m	2025-11-01	Resale	$3,060,000	1,474	$2,076
Astor Green	161 m	2025-06-01	Resale	$1,410,000	1,065	$1,324
Montview	274 m	2025-05-01	Resale	$3,030,000	1,474	$2,056
Yang'S Garden Village	274 m	2004-04-20	Resale	$52,000,000	120,772	$431

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of PANDAN VALLEY. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at PANDAN VALLEY today at ~$1,518 psf (the recent resale median — last 12 months, 12 sales)…

92.0%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=401 traced current owners, 100.0% unit-exact

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at PANDAN VALLEY, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$3.05M, the median of recent sale transactions at PANDAN VALLEY) — drag to explore what else that budget buys across Singapore.

Nearby Condos

26 within 1 km

Lowest

$1,041

psf

Average

$1,945

psf

Highest

$2,560

psf

This propertyNearby condo


59 m	Pinetree Hill	LH	2026	$2,560
161 m	Astor Green	LH	1995	$1,511
204 m	The Trizon	FH	2012	$2,150
219 m	Nava Grove	LH	2028	$2,493
223 m	Ridgewood	FH	1981	$1,807
274 m	Montview	FH	2008	$2,047
274 m	Yang'S Garden Village	FH	—	—
313 m	The Serenade @ Holland	LH	2004	$1,680
320 m	Himiko Court	FH	1983	—
321 m	Pine Grove	LH	1984	$1,041
337 m	Allsworth Park	FH	1985	$2,052
346 m	Cavendish Park	LH	1996	$1,565
359 m	Beaverton Court	FH	1984	$1,914
374 m	The Sierra	—	1998	$1,838
400 m	Quinterra	LH	2009	$1,647
400 m	Evian Condominium	LH	1985	—
420 m	Fontana Heights	FH	1985	$2,037
457 m	Leighwoods	FH	—	—
465 m	Village Tower	FH	1983	$2,078
529 m	Marbella Court	FH	—	—
529 m	The Marbella	FH	2005	$2,353
698 m	Parksuites	—	2023	$2,410
712 m	Henry Park	FH	1980	—
831 m	Ewart Park	FH	—	—
911 m	Glentrees	FH	2005	$1,822
937 m	Ban Guan Park	FH	—	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Henry Park Primary School≤ 1 km610 m
Pei Tong Primary School1–2 km1.15 km
Methodist Girls' School (Primary)1–2 km1.45 km
Clementi Primary School1–2 km1.66 km
Nan Hua Primary SchoolWithin 2 km of blocks 1, 2, 5, 6 & 7 only1–2 km1.84 km
Pei Hwa Presbyterian Primary SchoolWithin 2 km of block 2 only1–2 km1.98 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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Nearby Schools

HENRY PARK PRIMARY SCHOOLTier-1GEP790 m
Nearest SAP schoolNAN HUA PRIMARY SCHOOLSAP

Bedrooms

Gross yield

Est. price

Leases (12m)

1 BR

~2.6%· low sample (1 sale)

~$1.91M

2 BR

~2.9%· low sample (3 sales)

~$2.2M

3 BR

~2.4%· low sample (4 sales)

~$3.25M

4 BR

~1.9%· low sample (1 sale)

~$4.36M

Transaction History

Beds

Period

Size–sqft

Showing 10 of 718 total recorded transactions.

							Sellable from
Jun 2026	Resale	$2,150,000	1,313	$1,637	3BR	—	Q2 2030
May 2026	Resale	$3,100,000	2,023	$1,532	3BR	—	Q2 2030
May 2026	Resale	$3,650,000	2,561	$1,425	—	—	Q2 2030
Apr 2026	Resale	$5,200,000	6,113	$851	5BR+	—	Q2 2030
Apr 2026	Resale	$3,500,000	2,088	$1,676	3BR	—	Q2 2030
Apr 2026	Resale	$1,908,888	1,173	$1,627	1BR	—	Q2 2030
Feb 2026	Resale	$2,188,888	1,463	$1,496	2BR	—	Q1 2030
Jan 2026	Resale	$2,910,000	1,754	$1,659	2BR	—	Q1 2030
Jan 2026	Resale	$4,360,000	3,498	$1,246	4BR	—	Q1 2030
Jan 2026	Resale	$2,350,000	1,334	$1,762	3BR	—	Q1 2030